5THE CITY OF PLEASANT LIVING
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
To: The Honorable Mayor & Members ofthe City Commission
FROM: Steven Alexander, City Manager
Agenda Item NO'£ DATE: May 3, 2016
SUBJECT:
A Resolution relating to the review and acceptance of the Annual Development Agreement
Report of the RRC 57th Avenue LLC [Red Road Commons].
BACKGROUND:
The City Commission at its April 9, 2005 meeting approved Ordinance No. 12-05-1834 allowing
for a Planned Unit Development, Mixed-Use project known as Red Road Commons located at
6600-6640 SW 57 Avenue, to be constructed that included up to 407 multi-family residential
units, retail uses, office uses and a parking garage. Pursuant to Section 12 of the Development
Agreement between the City of South Miami and RRC 57th Avenue LLC, executed March 29,
2007, the developer's legal counsel submitted their annual report on February 26, 2016.
ANALYSIS:
After review of the attached development agreement that was provided by Mr. Jerry Proctor
Esq., it was noted that in January 2016, the Property was sold by RRC 57 th Avenue, LLC (The
"Prior Property Owner") to SCG Atlas Red Road Commons, LLC, a Delaware limited liability
company. The law firm of Bilzen Sumberg Baena Price & Axelrod LLP will represent SCG Atlas
Red Road Commons, LLC (the "Owner") and will be the designated recipient of Notices
pursuant to Section 23 of the Agreement. The burdens and benefits of the Agreement inure to
the Owner as successor in interest. As listed in the attached letter from Mr. Proctor, below is a
summary of how the Development Agreement conditions have been met.
1. Permitted Uses, Densities, and Intensities
In accordance with the provisions of Section 1 of the Agreement, the Property was
developed with a total of 404 residential units, not exceeding the maximum allowable
number of 407 residential units permitted by the agreement. By developing the property in
accordance with the revised adopted master plan as approved by the City, The owner has
satisfied the condition of providing retail space, a management office, and constructing
buildings that do not exceed 5 stories in height.
2. Public Facilities
In accordance with Section 2 of the Agreement, water and sewer services, solid waste
services, and drainage services complied with all applicable requirements of Miami-Dade
County and the Florida Building Code prior to the issuance of a final Certificate of Occupancy
Red Road Commons Annual Development Agreement Report
May 3, 2016
Page 2 of3
of such buildings. The Prior Property Owner satisfied the traffic conditions listed in Section
2(e) of the Agreement by obtaining permits from the Florida Department of Transportation
roadway improvements on Red Road from US-1 to SW 66 th Street and traffic signal
replacement for the intersection located at Red Road and Levante Avenue; both of which
have been completed.
The required annual housing report was submitted to the City by letter dated January 13,
2016. As indicated in the letter, the project meets the 10% requirement that units be rented
to "individuals or families in the moderate income segment of the affordable housing
group." Additionally, the Prior Property Owner made a $100,000 payment to the City prior to
occupancy of the development on the Property to assist in low income housing development
in the CRA area.
3. Taxes
Pursuant to Section 2 of the Agreement, the Owner paid taxes to the City in an amount equal
to the annual Operating Millage Rate and will continue to do so in the future. The Prior
Property Owner paid 2015 ad valorem taxes to Miami-Dade County in the amount of
$1,095,085.45.
4. Work Force
In accordance with the provisions of Section 4 of the Agreement, the Prior Property Owner
gave a preference to job applicants residing in the City. The Prior Property Owner provided
those applicants with jobs during both the demolition and construction portions of
development.
5. Site Plan
The Owner has abided by all site plan conditions as set forth in Section 5 of the Agreement.
In addition, the Prior Property Owner participated in a joint working group with the First
Methodist Church of South Miami regarding traffic improvements and committed to an
improvement plan for the portion of Red Road located between the Property and the First
United Methodist Church of South Miami.
6. Security
On May 5, 2014, as part of the approval of the 2014 Annual Report, the City Commission
directed staff to review security measures and security reports provided by management at
Red Road Commons, to address security concerns. By letters dated July 2, 2014, November
3, 2014, and January 30, 2015, reports describing security efforts and identifying security
personnel assisting Red Road Commons management were submitted to the City Manager,
Police Chief and City Attorney. In 2015, there was additional discussion by the City
Commission on this issu.e. However, pursuant to Section 12 of the Agreement, no written
notices have been provided by the City to either the Prior Property Owner or the Owner.
MWl
Z:\Commission Items\2016\OS·03-2016\RRC Annual Report\RRC_Annual Report_eM ReporCS-03.2016.docx
Red Road Commons Annual Development Agreement Report
May 3, 2016
Page 3 of3
7. Schools
The Prior Property Owner donated $34,800 to the Miami-Dade County School Board on September
27,2007.
8. Unity ofTitle
The Prior Property Owner submitted a Unity of Title that was recorded in O.R. Book 25496 at
Pages 47-51.
Please refer to the additional detail contained in the report submitted by the owners'
representative.
RECOMMENDATION:
Staff recommends that the Commission accept the attached Annual Report
MWL
Z:\Commission Items\2016\OS~03~2016\RRC Annual Report\RRC_Annual Report_CM Report_S-03-2016.docx
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RESOLUTION NO. ___ _
A Resolution relating to the review and acceptance of the Annual
Development Agreement Report of the RRC 57th Avenue LLC [Red Road
Commons].
WHEREAS, the City Commission at its April 9, 2005 meeting approved Ordinance No.
12-05-1834 allowing RRC 57 th Avenue LLC to construct a project that includes 404 residential
units and retail space. The approval included a zoning map amendment granting a PUD-M zoning
district, an approval of a master site plan, and the approval of a Development Agreement; and
WHEREAS, the City Commission approved a Development Agreement for the mixed use
development project, known as Red Road Commons on April 9, 2005 via Ordinance No. 12-05-
1834, which agreement was fully executed and was recorded in the County registry of deeds on
March 30, 2007 as required by Section 30 of the Agreement; and
WHEREAS, the Development Agreement includes the requirement (Section 12) that the
Applicant submit an annual report to the City at least 30 days prior to the annual review date which
report is a status report showing that obligations have been met and that there has been compliance
with the provisions of the Agreement; and
WHEREAS, the Annual report was submitted to the City on February 26, 2016 from the
developer's attorney Jerry Proctor, said report concluding that all of the obligations set forth in the
Development Agreement are met; and
WHEREAS, the annual report in accordance with the Development Agreement must be
reviewed by the City Commission at a public meeting and the City Commission may accept the
report or if there is a finding by the Commission that there has been a failure to comply with the
terms of the Development Agreement, the Agreement may be revoked or modified by the City.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. The Annual Report submitted by RRC 57th Avenue, of the property located at
6600 SW 57 Avenue as required by Section 12 of the Development Agreement is accepted as to
compliance with the Development Agreement; however, the acceptance shall not be treated as an
agreement or consent to any request that may be contained within the report.
Section 2. This resolution shall be effective immediately upon being adopted.
PASSED AND ADOPTED this ___ , day of ________ , 2016.
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM
APPROVED:
MAYOR
Commission Vote:
Mayor Stoddard:
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5
LANGUAGE, LEGALITY AND
EXECUTION THEREOF:
CITY ATTORNEY
Vice Mayor Welsh:
Commissioner Harris:
Commissioner Liebman:
Commissioner Edmond:
HAND DELIVERY
Steven Alexander, City Manager
City of South Miami
6130 Sunset Drive
South Miami, FL 33143
February 26, 2016
C':) Bilzin Sumberg
Jerry B. Proctor
Tel 305-350-2361
Fax 305-351-2250
jproctor@bilzin,com
Re: Annual Report of Development Agreement for Property Located at 6600-
6630 SW 57th Avenue, City of South Miami, Folio Number 09-4025-026-0010
Dear Mr. Alexander:
Please accept this correspondence as the annual report for the property located at 6600-
6630 SW 57th Avenue, South Miami, Florida (the "Property"). The Property is developed with a
mixed-use community commonly known as "Red Road Commons."
In 2007, the property owner and the City of South Miami (the "City") entered into a
Development Agreement (the "Agreement") related to the development of the Property. The
Agreement, a copy of which is attached hereto as Exhibit "A", was recorded in the Public
Records of Miami-Dade County on March 30, 2007. A modification to the Agreement (the
"Revised Agreement") was recorded in the Public Records on March 25, 2010, and is attached
hereto as Exhibit "B". Pursuant to Section 12 of the Agreement, the Property owner is required
to submit an annual report to the City. Please accept this correspondence as the annual report.
In January, 2016 the Property was sold by RRC 57th Avenue, LLC (the "Prior Property
Owner") to SCG Atlas Red Road Commons, L.L.C., a Delaware limited liability company. The
law firm of Bilzin Sumberg Baena Price & Axelrod LLP will represent SCG ,l\tlas Red Road
Commons, L.L.C. (the "Owner") and will be the designated recipient of Notices pursuant to
Section 23 of the Agreement. Pursuant to Section 20 of the Agreement, the burdens and
benefits of the Agreement inure to the Owner as successor in interest.
1. Permitted Uses, Densities, and Intensities: In accordance with the prOVisions of
Section 1 of the Agreement, the Property was developed with a total of 404 residential
units, not exceeding the maximum allowable number of 407 residential units permitted
by the Agreement. Development on the Property does not exceed five stories as limited
by Section 1 (c). Section 1 of the Agreement also stated the Property shall be developed
with retail space and a leasing office. The Owner has satisfied this condition.
Development of the Property occurred in accordance with the revised adopted master
MIAMI 4915380.177430127649
Bilzin Sumberg Baena Price & Axelrod LLP 11450 Brickell Avenue, 23rd Floor, Miami, Florida 33131-3456
Tel 305.374.7580 1 Fax 305.374.7593 1 bilzin.com
Steven Alexander, City Manager
February 25, 2016 CJ Bilzin Sumberg
Page 2
site plan as approved by the City and occurred in one phase, Pursuant to Section 1 (f) of
the Agreement, a building permit for development of the project was applied for within
six months of the date on which the Agreement was signed, The Certificate of
Occupancy was issued in December, 2009, (See Exhibit "C"), For additional
information, see the letter dated December 4, 2009, submitted to the City regarding the
status of the Development Agreement. This letter outlines the numerous construction-
related requirements in the Agreement and the Owner's compliance therewith. (See
Exhibit "0").
2. Public Facilities: In accordance with Section 2 of the Agreement, water and sewer
services, solid waste services, and drainage services complied with all applicable
requirements of Miami-Dade County and the Florida Building Code for all buildings prior
to the issuance of a final Certificate of Use and Occupancy and prior to occupancy of
such buildings. The Owner paid $997,895.20 in one lump sum to the City in satisfaction
of its responsibility to meet park and recreation concurrency as stated in Section 2(d).
(See Exhibit "E" for a copy of the payment).
In satisfaction of the traffic conditions listed in Section 2(e) of the Agreement, the Prior
Property Owner obtained permits from the Florida Department of Transportation for
roadway improvements on Red Road from US-1 to SW 66th Street and traffic signal
replacement for the intersection located at Red Road and Levante Avenue. Both
projects have been completed. The Prior Property Owner has completed the remainder
of the traffic improvements listed in the Agreement.
The housing-related requirements contained in Section 2(f) of the Agreement obligates
the Owner to rent 10% of the units "to individuals or families in the moderate income
segment of the affordable housing group," defined as individuals or families who are
within 80% to 120% of the Area Median Income ("AMI") for Miami-Dade County. The
2015 AMI for Miami-Dade County was $49,900. Individuals or families falling within 80%
to 120% of the 2015 AMI had an annual income between $39,920 and $59,880. In
compliance with the above requirement of Section 2(f), the Owner rented at least 10% of
the total units to individuals or families falling within that range. The Owner has
established a reporting procedure with the City through which the Owner documents
compliance with the requirements of Section 2(f). The required annual housing report
was submitted to the City by letter dated January 13,2016 and has not yet come before
the Mayor and City Commission for review. A copy of the January 13, 2016 report is
attached. In addition, the Prior Property Owner made a $100,000 payment to the City
prior to occupancy of the development on the Property to assist in low income housing
development in the CRA area.
3. Taxes: Pursuant to Section 3 of the Agreement, the Owner has paid taxes to the City in
an amount equal to the annual Operating Millage Rate and will continue to do so in the
future. The Prior Property Owner paid 2015 ad valorem taxes to Miami-Dade County in
the amount of $1 ,095,085.45. (See Exhibit "F").
4. Work Force: In accordance with the provisions of Section 4 of the Agreement, the Prior
Property Owner gave a preference to job applicants residing in the City. The Prior
Property Owner provided those applicants with jobs during both the demolition and
construction portions of development.
MIAMI 4915380.1 77430127649
Steven Alexander, City Manager
February 25, 2016
Page 3
C-J; Bilzin Sumberg
5. Site Plan: The Owner has abided by all site plan conditions as set forth in Section 5 of
the Agreement. In addition, the Prior Property Owner participated in a joint working
group with the First Methodist Church of South Miami regarding traffic improvements
and committed to an improvement plan for the portion of Red Road located between the
Property and the First United Methodist Church of South Miami. A letter from the First
United Methodist Church of South Miami verifying these discussions is attached as
Exhibit "G". The improvements listed in the letter have been completed.
6. Security: On May 5, 2014, as part of the approval of the 2014 Annual Report, the City
Commission directed staff to review security measures and security reports provided by
management at Red Road Commons, to address security concerns. By letters dated
July 2, 2014, November 3, 2014, and January 30, 2015, reports describing security
efforts and identifying security personnel assisting Red Road Commons management
were submitted to the City Manager, Police Chief, and City Attorney. In 2015, there was
additional discussion by the City Commission on this issue. Pursuant to Section 12 of
the Agreement, no written notices have been provided by the City to either the Prior
Property Owner or the Owner.
7. Schools: The Prior Property Owner donated $34,800 to the Miami-Dade County School
Board on September 27, 2007. See Exhibit "H" for a copy of the payment.
8. Unity of Title: The Prior Property Owner submitted a Unity of Title that was recorded in
O.R. Book 25496 at Pages 47-51. See Exhibit "I" for a copy of the Unity of Title.
In summary and as documented above, the Owner has diligently pursued and completed
development of the Property and has met or commits to satisfying all of the obligations set forth
in the Agreement.
Thank you for your attention to this matter and please do not hesitate to contact me if
you have any questions or require any additional information.
Sincerely,
6:~
JBP:id
Enclosures
cc: Maria Menendez, City Clerk
Thomas Pepe, Esq., City Attorney
Gabriel Fisher, Red Road Commons
Colleen Yeager, Pinnacle Living
MIAMI 4915380.177430/27649
I
(:~ Bilzin Sumberg
. ATTORNEYS AT L,f>.,W
Via Hand Delivery
Mr. Steven Alexander
City Manager
City of South Miami
6130 Sunset Drive
South Miami, FL 33143
Re: "Red Road Commons"
Property: 6600 SW 57 Avenue, South Miami, FL
Housing Report
Dear Mr. Alexander:
Jerry B. Proctor, Esq.
Tel 305.350.2361
Fax 305.351.2250
jproctor@bilzin.com
January 13, 2016
Our firm represents the owners and operators of the "Red Road Commons" mixed use
development at 6600 SW 57 Avenue (the "Property") in the City of South Miami.
Pursuant to the Development Agreement between the City of South Miami and RRC 57'h
Avenue, LLC, a copy of which is enclosed, a minimum of ten percent (10%) of the residential
units on the Property will rent to individuals or families in the Moderate Income Segment of the
Affordable Housing Group. This requirement is contained in paragraph 2f on page 3 of the
Development Agreement.'
Determination of the Moderate Income Segment is made annually through the provision of
the Area Median Income from Miami-Dade County by the United States Department of Housing
and Urban Development. The area median income for Miami-Dade County is $49,900, as
determined by U.S. Housing and Urban Development in Fiscal Year 2015. Moderate income is
defined as those earning between 80% to 120% of the annual median income. Accordingly, the
current income level per unit to comply with the 10% requirement is between $39,920 per year
and $59,880 per year.
Enclosed please find a list of the units where the residents comply with the Moderate
Income Segment and, therefore, qualify the units as such pursuant to the Development
1/ I have also attached an "Amendment to Development Agreement," recorded on March 25, 2010, that did not
amend the housing component of the Development Agreement.
MIAMI 4877482.1 77430/27649
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
1450 Brickell Avenue, 23rd Floor, Miami, FL 33131-3456 TeI305.374.7580 Fax 305.374.7593 www,bilzin.cQrn
Steven Alexander.
City of South Miami
January 13,2016
Page 2
Agreement. As of December 31, 2015, 390 units in "Red Road Commons" were rented out;
accordingly, the attached list of units and incomes complies with the 10% requirement.
I trust this submittal complies with the annual housing requirement in the Development
Agreement. Please give me a call if you have any questions.
Sincerely,
~:,{~
JBP: id
c: Maria Menendez, City Clerk, City of South Miami (w/encl.)
Dwayne Williams, Planning Director, City of South Miami (w/encl.)
Thomas Pepe, Esq., City Attorney, City of South Miami (w/encl.)
Gabriel Fisher, Property Manager, Red Road Commons (w/encl.)
Nazar Elwazir, Equity Residential (w/encl.)
MIAMI 4877482.1 77430/27649
1(":4 BILZIN SUMBERG BAENA PRICE & AXELROD LLP
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2015 Meiro Dade :
AMI as set by HUD !' $49,900.00
Moderate Income 80% to 120% of AMI
Definition as set 'by or $39,920 to
HUD $59,880
Total number of i
Apartments leased :
as of December 31, ' 390
2015 .
I
Units in compliance I
per. Development i
_~reemen~ __ ! 41
Apartment Unit Type
I
A-l00 lxl
A-202 lxl
A-407 2x2
A-410 2X2
8-103 2X2
6-106 lXl
8-116 2X2
8-112 lxl
6-209 2x2
6-220 2X2
8-307 2x2
8-323 2x2
8-329 lxl
8-426 lxl
8-521 lxl
C-202 2x2
C-309 1 xl
C-409 lxl
C-508 2X2
D-202 2x2
0-203 2X2
D-206 2X2
Initial
Certification
Date
81112015
512512013
812712014
81812015
1013112015
121512015
611212015
81112015
612712015
31912015
911612015
912512015
811812015
91512012
812812015
811312014
711612015
51412014
812612014
81812013
812512014
811512014
Red Road Commons
Affordable Housing Compliance Report
fo,'Yearendiirg December 31,2015
Lease
E;xpiration
pate
1-
713112016
712412016
712612016
81712016
813012016
101412016
711112016
713112016
6126/2016
71812016
711512016
812612016
811812016
613012016
812712016
811212016
7/1512016
71312016
MTM
MTM
712412016
811412016
Annual-Lea~e Income as III Compliance of :
Molder, percentage of " AMr;bas~q'(jn tht;!
hnGQme.-::", 2015 HUD AMLfor. BO?!o'.to_'1,gO%_ of,
Shouldncit ,Miami Dade -::~:',:: ,_,' MQ~erate:lnc_ome e:x~~ed County -setaL,'_,;',: . as;(teiijned.:by-HUDI
$59,880 .$49,900 by HUD·, YIN';"
$50,124.00
$48,000.00
$48.000.00
$51.273.00
$55.896.00
$55,200.00
$51,300.00
$51.000.00
$51.000.00
$54.000.00
$48,000.00
$48,000.00
$41,800.00
$46,500.00
$49,500.00
$51,000.00
$59.367.00
$55,008.00
$49,448.00
$46,500.00
$48.000.00
$49.448.00
, in July 201_5-.
Should not exceed
,120% '-"
100%
96%
96%
103%
112%
111%
103%
102%,
102%
107%
96%
970/0%
84%
93%
99%
102%
119%
110%
99%
93%
96%
99%
1··
y
y
y
y
y
-'L
v
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
Actual Lease
Rate
$1,693.00
$1,721.00
$1,693.00
$1.693.00
$1,950.00
$1,450.00
$2,483.00
$1,693.00
$1,693.00
$2.445.00
$1,693.00
$2,295.00
$1,693.00
$2,301.00
$1,800.00
$1,693.00
$1,693.00
$1,785.00
$2,055.00
$2,179.00
$2,010.00
$1,693.00
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
0-301
D-309
D-409
E-105
E-220
E-222
E-232
E-305
E-317
E-332
E-405
E-407
E-409
E-413
E-417
E-421
F-101
F-103
F-104
General Notes:
nun Definition
2x2
1x1
1x1
1X1
2x2
1x1
1x1
2x2
1X1
1X1
2x2
1x1
2X2
1 x1
1x1
1X1
1x1
1x1
1x1
8/19/2014
5/1712013
5/4/2014
8/14/2015
8/31/2015
1/13/2015
8/7/2015
8/20/2013
8/15/2014
8/28/2014
9/4/2014
8/15/2012
9/17/2015
1/212015
8/28/2011
3/5/2014
8/23/2013
8/27/2015
9/28/2013
7/18/2016 $56,910.00
7/16/2016 $46,500.00
MTM $48,000.00
8/13/2016 $57,600.00
8/30/2016 $56,910.00
8/12/2016 $51 800.00
8/6/2016 $48000.00
8/19/2016 $57,364.00
8/14/2016 $48,000.00
MTM $48,096.00
8/3/2016 $48,000.00
8/14/2016 $59,36/.00
7/16/2016 $51,273.00
1/1/2016 $48000.00
MTM $48000.00
7/4/2016 $56910.00
7/21/2016 $59,367.00
7/26/2016 $56,587,00
10/27/2016 $51 800,00
-
• People with incomes between 80 and 120 percent of the AMI are moderate income,"
114% Y $2,080.00
93% Y $1 742.00
96% Y $1,625.00
116% Y $1 555.00
114% Y $1 693.00
104% Y $1,693.00
96% Y $1 693.00
115% Y $1,902.00
96% Y $1,610,00
96% Y $1,659.00
96% Y $1,693,00
119% Y $1,693.00
103% Y $1,693.00
96% Y $1.354.00
96% Y $1,354.00
114% Y $1,920,00
119% Y $1,693.00
113% Y $1 693,00
104% Y $1,693,00
0%
,--
*State of the Housing Counseling Industry, US Department of Housing and Urban Development, Office of
Policy Development and Research, 2008 Report (September 2008)
*http://www.huduser.org/publ~ca~ions/PDF/hsg_counsel.pdf
Development Agreement
41
2.f -Housing-A requirement of ten percent (10%) of the units will rent to 'individuals or families In the moderate income segment of the affordable housing gro~p. If the residential units convert to
condominiums, ten percent (10%) of the units will be sold to individuals or families in the moderate income segment of the affordable housing group. In analyzing compliance with this paragraph, the
City shall allow minor deviations resulting from short teon vacancies. Incomes shall be based on Area Median Income (AMI) as defined by the U.S.· Department of Housing and Urban Development.
Proof of compliance with this requirement on an annual basis shall be provided in writing on or before January 15 of the following year to the City Manager.
Tlus UlRIC"men! preparell undenhe.RUl'orvis'oli:
and. when =d.d ,eturo 1:0:
Jetty B. l'ro<.J<lr, Esq.
Bilzill StullOIlrg B..en.a Price&. A."~ ILP
200 South BiJlCnyn< Boult.>'llrd
Suite 2$00
Mia1'!!i, F'lotidJl33 nl-2136
\\ A II
DEVELOPMENT AGREE1\mNT
(Space!<eservea for Clerk)
This Devclt;pment Agreement is 111:a.de: <'oS of this B9~ day ofMar~ 2007, by and
bet\veen ThllCity of South Miami, Florida, a m!lnidpalc{)~poration ("City") and RRe 57th
/IVe11!;G, LLC ("Applicanr").
AppJjCl!mh.~.py y(!ll~rily makes, d~la;r~,and illlPOSesOH Ole property d=ibed
belo\1\', this agr~f!!lt n1!~lrin,g wlll"rthe title to the land, vI'h,;ch shall be tmlding 011 ami shallinu:re
to thebeneiit of the Appl:iclInl, successors and ass!!¥IS, mortgagees, Jessees, aJ1d against alI
personS c!!dming by, through., or under them untiJsuclltime as Olis De"elopment Agreement
("Development Agreement")i, re'leiised in wriling as hereinafter prc',':\ded;
,fflEREAS,ApjlliCIl1l1 m;'ll£ the prQPt\lyin the City, In Miami-Dade CoUll!)', Flsoda,
legjllly descrlbed (>p Exhibit "A", also known as 66D0-664f1 S.W. 51 A'1'e"Uu'e aud 5751 SW 68
Street (tne"Propar!y"),and
WHE/tE:4S,Ol1 July 22, 20~ Applitrult fikd an applicalloo with the City ~ rezone the
PrQperty from TODD (MU~4HTransit Oriented DevelopmenrDistrit:!) toPUD-M (PlaMed Unit
Deve]i:lllment-IvlLx.edtJse), and to obtain site plan approvlU (the" Application"), and
WHEREAS, ihe Flodda Local GoveUlmart Deve!Ojlmenl Agree.llent Act, sel forth ill
sections. 1633220 -11533243, Florida Statutes, (The "Act") provides for the execution of
developl1}enl agreftlnents 10 insure that lhe law in efieclat the time of tile .cxecutiOtl of the
development agreement ;;nall govern !lje deveiol'lIiel1t of the land for the dUtation of the
agreement.
NOW, THEREFORE, in ronsideration of the covenants, conditions, and promises herein
C0l1tal11ed, the receipt and sufficiency of w!rich areex.pressly ackno",ledged, Applicant and the
City herehy agree as foU.ows;
MtA~fI8)nlal'> 7>26il2lS11
3129107
, .
•
L Ptrrnitted U_ Densities, Ilnd Intensities. PuI"SU&"\t to th~ pJ'Ovlsi{)lll'Saf
Chapter 20, LlIIId :t:)evelopment Regulatiolll'S 'Of the City of South Miami, the
l'mpertywill be improved with the. fullowing;
a. 1'hereshalihe no more than 401 r.esidentiall.l!lits OQ the Propertf.
b. Tile Property sbaU.,also be developed with retail space and a leasing ojnoe.
c. Development on the Property shall not exceed five ($) stories above grade, in
hei~
11. De\1elopment of the Propertf shall be in accorl1anoe with the ailopted master !!ite
plan on lile at the City, in(:lul1ingelevatinns, architect:l.!l'lll fea1utes,and estimatel1
oommerci;nsquare footage pursuanno Seonolj 20.3-7, City CQc!e.
e. Develo)1'ment of the Property shaii be in one {I) ?ha.~.
f. A Duild1ngper:mit fot l1evelopment of the project must be applied fur within 6
months of the elate on "vtUQh tbls final· devclo~ agreement is signed.
no~lllg the provisions anne Section 20-l.1(i), Expirations ·of PLlD
Approvals.
2. l'ybl:k Facilities: :hi order to enhance pubfic facilities in the City of South
Miami, AP?1icant agrees to provide services in compliance with Section 20·4.1 of
the Code of the City of Sooth M.mmi, including:
R. Water andSewet services that comply with all requirements of Nnw-Daile
Courtty fur any building prior taissuance of a firlal Certil;icate at UJ;e and
Occupancy.
b. SoUd Waste servioesthat comply willi all requirements of Mi!ll1li-Dade County
for ~. building '{lrior to issuauceof a £inal Certificate of Use and Occupancy,
c. Drainageserv:ices that comply with aU f"'lulremeuts of the FloridaBullding Code
prior-to the ocOOj}accy ofany buildings.
d. Based on the projec~~d residential population on the Pmperty, Applicant agrees to
donate $9211,000 in One lump sum as its respollSibi!il:y for meeting park and
recreation conellilllnCy. Payment shall be made oner before reoeipt of the first
building permit and shall include any interest or carrying ellst inCUlred by the City
l.ll1tl1 receipt of the payment. Interest calculations are Indicated on atta<:hed
Exhibit "B«, iOOQrporaterl ... here!nby rel:erence.
e. Traffic-AppUcam will obtain necessary govermnental approvals, and cause to
have placed and operational a separate l(lft~tum, northbound e.ntranoe lane on Red
Road (SW 51 Avenue)into the northernmostpropcrseddriveway on Red Road on
the Property; prior to the oCCllp~cyofany buildings on the Property. In addition,
A?plicant will present plans within two (2~ years after the recordiUg of this
2
Deve:!oprrtent Agreement to governmf.\l'!tal' :authorl!!es, including the Floiide,
Department of Transportation, furneautificati-on of the median area to consist of
curb and gutierlri~proverrtel1ts.'lJld landscaping.in tbe center of Red Rnad (SVV 57
AX'el1ue)direcrly Sl:/uth of rneintarsectictl of ~ed Rnad and .Ponce de Leon
Bou\e"aro. Subjee'l to approv.alDfnecessaryp.ermitsby governmental authorities,
Applicant will pllY for l!l1dcorlst!ilct me beautincati0rl impro,rements.
f. Housing -A requ.lre.!!\ellt of ten parcent (l 0%) of the !IDits will i'e;J;lt to individuals
CiT families in me mocerate illcom.i'l'segwent of the affordable housing .group. If
the reside!ltial units convert to oondominiums, tell. percerrt (10%) pfthe units ""ilI
he sold. to indi\ild1.ulls at fami!i.es in the moderate mcllme segment of the
afforqable h9t\slng group. In analyzing cOl;Iplianoe with this paragraph. the City
shall allowllll11or deviatiolls resuli'ing frQID short-term v!!Caudes. Incomes shall
be bll.sedoll Area Med)au Income (Al.11), as defined by the U.S. Department of
Housmg and UrO;!ll Deve]ollJlll'.\l1t. Proof of CQmpllance with tills requirement on
!!lj l!l1nual basis shalJ heprovidedil1 writing Oll or before Jan~y 1 S of the
followil1g ).i<=ar· to the City M!l!lager, In addition, the AppIiCa(lt sh .. ll llla\ce a
p"ytiu:nt QfSHiO,OOO to the City on Q! hefore Ibe issuance Qf the firstcertincate of
use and ocoopancy for the development on thePrGpertj',. to be placed ill a City
trust i\.tlld tt) assist in Ih~ dev.e'optlleilt of low income housing in the City'S
Clirnnrl.l1,ityRedevelllPfnent Ageo!l0Y area,
3, Ta:xecS; Applicantagrees ti) pay all taxes to the City ofSortili Miam! in an amount
equal to the annual Operating Millage Rate; If the Property Owner rOClelVe5 all
ex.emption fei! paying Operating Mi!l~~ TaxflS from :M.ian1iA)acle COllmy, the
Prp):!erty O,vl'lei'shaU oo111ribute an amount equit! 10 !lie Operath1g Mllhlge Taxes
to the Cit)' of SOllth Miami in allY yea" thllt such e;\;i;!iiuption is grIInleli, This
provision 5lud! not abi'ogate I!l)j' of the Property Owners rights to file appeals of
Tal!: Assessments rot the Property, in. aecol'dance with the lavis of Miami-Dade
County,
4. W·orkFotce; In an ettor!. to el1hllrtCe job opportlll1ities for local cmzens,
App!icmnagrees la give ;;preferl'.\l1ee to job applicants residing in South Miami.
In ",roer to !~lilJ:imize ihe pool of applicants fro.m South Miami, the Applicant
shalj send notice tn Iii" Cominunity Redevelajlmrnl Agency DirecIDr of the City
of' So:uth Mill!JVJ, or !1 substitute designee by the City Manager, prior to or
concurrent \',iih rhe issuance of !lny (J) bids fur· COl1Strt:)ctiD)l work 011 the
Pro~rty, (2) bIds for teJl1pOrary ()f peID1~lenl ID:lll1tWlll1ce work "11 Ihe Property,
or (3) propossls for leasing of retail space on the Property. In regard to
recmll.tt!eril and e1'np.lo),rnent, the Applicl!l1tmalJ demonstrate that it has use.cl its
b.esf efferlll to hire job itpplic"llts fron1 the City llf South Miami, provided such
candidates arequaJified fur thepo:silions ill question. Dlllddilion, the Applicant
shall hire. t(yo res.idems {rom the CRA distrlct to assist me Applicant ill providing
Q:mstructiol1 servic~s dUring the period of construction and development or the
Property. Payment for thepositiollS shaH be .at AppliclInt'ssele expem;e and shall
be commensurate with sirllllar jGb levels and responsibilities in cDn1pa1'l!ble
induslries.
MIAMI &19310.15 n2(1)"J5~J
3129107
3
:
5.. Site Plan.
a. Applicant shaH retain smffilwateJ' drainage runoff on si:le in aCctlHiance with CitY
regulations.
h. Applicant shall provide on site secanty. As part of on site security t.o be flTQvided
by !he Appli~l, the Applicant shall miltlitorand keep operable t1)e s\,:cr;rity gatB
TO the proposed parking garage llnd make arrangGm'lents to assure emergency
access by public safety vehicles.
c.. The en!timGe at Levante Ave. shan be sl gn.!ized. and "pproaches Installed based
on appro,,,,] by Milll'!li-Dilde COIII:lty and the Stl!.te <>f Florida Dep:ortIDent of
TranspDrt:otiDll.
d. The exit fhi the drive1!iray onto SW 66 Street Shall bede'ligned and operated as a
right turnoUt only driveway; The exit shalt be c1os.edwith Ii gate 10 preveJlt tiim
O\ltbelVi'eeU the oourso.f 7~OOAM. aM 10:00 A.M., Monday through Friday.
e. A.ppllcID11 shall pro"ioe a minimum orone (J) stop Ioca'l.toil.Qn site. fot set\~te by
(be ffuqyCaneshuttle. The sllliulefitop lQci;!uon1; snaH not inl~rr= with SW 57'"
AVe!luJ; tralIk. All HUIJ'yCane sh\lt!l~passenger pick.upsshallhe C()ordh1ated
with the City of South :Millmi ShUI!le!1idt~ups to mmume traffic impacts.
£ Applicant shall provide and mllinla!1l1andaeaping acceptable to the City beWeert
the FPL facUity and the garage. The applicant must provide a mw of ] Z' high
Irees with trunk drc·umferences nol less than 6 incltes on the Cilis. property
betww1 the FPl.. fl!cility arid tho South Mlllll1lCO);llmUIl)ty Center. TIle ro\\r bf
trees to be lqcated elll the Clty'sproperty bel:weert the FfL-facmty and the South
Miami Cti!mmllnitl' Center silall he unifontl in "ppeatall~e al,d consist of not .Jess.
than 2$ trees lntherow.
g. Applicant Shall prmo'ide l).nd mal.'1tain a so,-fQ\i>1 higll CBS wall beh"een the
project and the remaining'Sef"ice station.
h. Etnployee parking .ShaU be restricted io the gal"l\ge and it shall be the:. developer's
Of hls as;;i!lJ'srespo;lsibi!ity to suhmit witheacli oC(!upatlonal license procf thaI
employees are utilizing the assigned parking.
1. Applicant shall jlrevide;a mastGt !;igl1age plan fur projecr identincation, tl'itlfic,
routing, ami fetal! S\{)resp1"ior to fimil project approval by the :t;nvlIOnmel,lal
Review and Preservation Board .(l'.1I:PB).
j. Applicant silallli1]1it on she ligb!ingpropelty edges to 2 foot-candles of.il1lensity
at an 1B inch height. ''''ithitl six months of project completion the applicant is 10
provide a certified report on the mandated illumination level.
k. Applicant is tD assure thilt llie r~ftlse. service ateas shall he large e(lOugh to
accollllTIoda!1t adequate dllmpsters. The fin!),! 111lmber and <lime:JlsiMsof serVice
MIAMUJll3 W.151326(ll1531
3!!!,'!1)7
4
1lXell.S shall bem1llil4med by the Bnvil'OnJ!l£l:lW R;""iew <Il1d Preserva\iiln Board
{ERPB) at fmal"j)llTova::J stage and adopted and incorporated as an exhibit to the
Development AgJeement prior to final approval of the DeveJ.opnrent Agreement.
1. AUparkit,g :lI:ld streetimpro,cement£ placed on Inri public rigl1t.of.w<lY on SW 51
A venue b)'the App.lieant ·shall· be maintained with funds from a mainten:ll:lcebolld.
ttl brl posted prior to permit issUllnce in IlCcord.!\l:ICe wil:h rules of the Florida
Department of TrallSportatiol1. Proof of posting of the bond shaUbe provided to
the Cit;;"
ITi. Appficat!! must Ilmit the. types of retail es<a:blislmlent5 ill order to asswe that the
requi~d pa,rkipl!; does not exceed the U1i(i al retail parking allocationiu the
adopte,j\ masierslle pl:l1:l. Appli<:ii1'\t to provide the C1t:Y lin initial parking plan for
retmlstores andshllIJ tTIaintsn the aUocated number Qf s!,!,ces for eacb occupant.
n. Applicant shail.iustaH ail side,,,alks as .bo1l.ll otllheadopted. l1laStersite pial).
o. Applicant sban op.en ~pthe\}aseo on the l:;ol'\h si<!eas slw, .... -n on the amended .site
plan, as appno1'ed by thePliWliog Board, in orner 4J:i break up the long ·fl!eadecf
the residential oonding;.
1'. App1icant~d llieC!iY shall a~-ee on tll" n1;!lnper OflO;:ll:tiollS ·ofthe loading ~es
p;1-1or tQ the fina! apprm'at of tile Deve10pment Agreement. The dimensions and
locations of the IOMing zmaes shall be attached aS1l!lexhibh to tIle De"elopll1ent
AgreenlGlt.
q. AppliC!iJ!lt unders.:ands and agrees mat the City may eliw..il1aie the OlHtreel
parKingspl!Ces locmed on SW 66 Street.
r. Applicant shall provjde 1,001 parking splices [Whi'Gh may be reduced ill
accordsne-e with Cotl<:lition #:5q, requiring removal (!f 'On-street parking onSW 66
Stroot], tbroug:hacmnhlnatlQIIoJ' pal'!;:ing g'.;rage, a smatl surface Jot, and on"site
street patKing.
s. The AppH=t ,vi!{ ccmlnii to p&-ticipme in a jDint working gJOUp with the First
Methodist Churcb of Sotith Miami and munreipal, county iiiild state ag~l1des 10
deVise a pllrn rrrtlmally ~~el!hle !o Appllcu!lt ;and the Fir;;! United Methodist
Church of Sooth Miami, for pedCSlrian irnprovemel:lt£ and beautification for Red
RQad. AippliCRI'l1 "till contribute IneconstrnctiOll cos! of specific lledesiri~n
en.1-ja)lCernents agreed upon by Applicmntai1d the f'irs1 \Jnite\l Mcthorusl Church
of St,ulh Miami. ..
The Applicant wii! present pia1'ls [or lr:tffic pemlils indicafing travel lanes of 10.5
feet on Red Road (SW 57 Avemle) and, jf ;approved, will creale an enhanced
"landing wne" for pedes:rriBns in the center of Red Road between the Property
and the First United Methodist Church to the ellSt, subject 10 me approval of
MlmnicDade County Md the State DfF10rida Depw1:mentofTransportaucrL
MJAI>11 '1~3in.i51J2ii1l1m!
3J19;(17
to The Applicant Shall not exoeeda noise level equal to the ambient background
level at 10:00 P.M. ata location adjaoe.'lt to the Property \.(I. be selected by the
Planning Director; said 1OCm}OIlllllljl change rr= time 'to time,
u. The ApPlicant s:hal1ob1ain appraval fmm the Cityofa parking plan for
construction 'I1,.,orkers pril)f to me iSllwanoe of a buiildill,g: p.ermit.
6. Schools, In au effort to assilit public schools located within the City, Applicatlt
voluntaril)< agrees to donate~4>fl1}0 to the Miami-Dade Co'tlmy School Board
("School Board"), to be specifically earmarked ~rcaFI,\lII improvements at pu!:r1ic
soooois loealoo in the City. The Applicanr's dOllm}on shail he, paidnpX:)ll the
iS$Ull.!1oe QfaCeniticatecfVsellPd Occupancy funhe fiUit r.,sident~al uni,on the
Prop~y. Decisiom;sb.a~l be made jornt!y by the City Il.lldSchool Soard, :and
funds mllst be spent v.citllin two (2) ye.l!ts of .fue denation.. In the el'entfuat Ul"l
capital imprt')'i'en'len't:S can beitietJ.tilled or ll.gx:eed UpDll for tlle eJ..l'>ellditute of the
fundS withfu the tWO yearperi;od, the Applicant's dOllation may be utilized to fund
programs, purchase n1ateiials (such !IS additional oomputers) or in lIP)' mll.nner
that the Schoo'l Board and the City determines Mil erthanoe the curriculum sud
the students' a!tet/tliug the subject school's educational experience. Terms of the
donation aM student generation analYsis ate containeo inihe School Impact
Revi~w Al1a'!ysis dated Ntwem\)er 16, ;0004, a:ttacnoo to this De~lG]:!meut
Agret;mentand hereby incorporated Ily reference.
7. Un if\' of Title. Applicant shat! submit .ll Unity of Title, purSllil!;[ to tne
requirements OfScCliotl20-~,7(B)(1), City Code,
NOW THEREFORE, the City, ill oonsic!~"1!lioll of lheprernises, hereby agrees as
follo"'!;)
8. VeSting, As lOllg as the development GO the P>operty is in compliance with this
Developtnent Agreemertt, and all. applicable laws, ordinances, codes, and policies
in exisreru:::eat ih" time of the axcclltiou of the Development Agreement l!Swe:lI as
ather requirements imposed by the City Conllulssion upon .he ratHic&ion Qfthe
rezoilU1g or the site plan <lPil'1'll'llal ori me Property, t!JePFoperty shallnol be the
subject of a down:o;ning application by the City and shaJll'lo~ be sl1bject to any
development moratGrium, referenda action, 0111rnanC{)S, policies, or procedures
enacted by the City (bat linlil!: the developulent c.o11tetllplated by inls Agreement
and depided in the Master PIau. Any fIDjure. by this Agreement to address it
particular permit, condition, tern, or feStrl<:tion shall !lot relieve t1,e Applicant of
the necessity of oompM11g 'With the law goveming said pemlittmg requireJt!..fnts,
conditions,liml1s 0rre;triclions.
9. Impllct Fees. The Property shaH not be subject to any new impact fees imposed
by the' Cily after the adoption of the Resolution approving this Development
Agreement. .
MIAMI SIl1lln", 7JUl~215JJ
31;15110'1
6
1 Q, Concurrency and Consistencv. The Application together with the AppJiemf's
performance \ll1der the Development. Agreement satisfies the conCurrency
requum1:1cnls, a$ delineated ill Section 2{)-4, I, City Code, ByeKecutlon of ibis
Agreement, Ille City acknowtedges that the application for site planappro,'al
meets all conclllTei'lcy regulatiMs 1111!l!nerated in Section 20-4.1 of theCi!}' COOl),
and thllt the remning and sit" p.lan applicatj{)tl and this Agreement are CMSistent
with tbe City Comprehensive Plan and Land D"velopmenl Regulations.
Adt:l!tinnal·Requireme.ufs:
1 L Term of Agreement. The pr.qvi,ioQS of this Development Agreementshlill
beC:(l!l1eeff¢~ivellponii:s r~!;lrdati{m in the publi.erecords of Mi;;rtro-j)ade
Gaunty, Florida, oodshaH cOlltinue in effeel for a period often (10) years after the
date of sudlrectitdatkm., after which ilmay be extended by mutual COl1SeJ;lt ofall
legal audc equitl!l>leowners of the Property, <md the Gil)' of South Miami npon
approval at a public hearing.
12. Arinu.ttlRepQnnnd Review, I! shall berne respMsibilityof Applicant 10 Snhmil
an at!l1ual repQrt 10 tbe City sufficient to fulfill the fliquiremen15 as stat~ in the
pro,~siOlis of the Ac!, and Ordillance No. 11-05-18.33. This agreemenl snaUhe
reviewed annually 011 the rumivetslltY (lef the effeetive date. of' Ihis agreemel1t;
AppliclIDt, orits assign, shallsul;lmit 1111 OOllua1. rep!));! at leasl 30 days priot to the
annual review date. This report shal! contain a secl10n~by·seetion listing of ,,,hal
obligatlol1~ hsve been met and the date fil1alized,as good faitb. complillm;e with
lb.", terms (fftbe agr~ment. TheC!ty Commission snallreview t11e anmraJ report
at a puhlic meeting. If the City Commission finds, 011 the basis ofs~Jbstantial
COlllpste:i\l evi(le410e. that there b<lS Peens fulllll'lnO CP:tilplywlIh the t~1l1S of tbe
De-'eloplTient Agreement, the City ~han provide the Applicant ,,,,ilh a fifteen (IS)
day 'WTitten notice aUll opportunity tocLlre the nOll-mmpHallce. The Applkant
shaH have 45 dllYS afl:er tlleexpin'it1onoftne IS.day notice period to pegin to cute
the l1!:J!lrC?mpl!anc.;:, after whici1 toe Agreement j~lay be revoked 0, modified by
the City. Tlw nhliglltlol1ro slItnnit all 11111111111 report shall conclude tipOll the date
on which the a.greement is lci1nil1aled ..
13. Modllic,ll,ti!lll. The provisions Clft!.lisDevelopmen.t AgreemeJ;lt may be amended,
added to, derogated, deJded, modified, or challgeil from time to lime by recorded
in,Stmmelltexeeuted by the then o,vners of the .Property and the City; Any
modificatiom: to the Site Pian must comply with the regulations for amCndlJlenr to
PLJl).M deyelopmenl cont:UEled in Chapter 2;0 of the City Lalld Developmen1
Code.
14. En [{Jrcement. The City, its sl,lcces.or or asSigtlS, and the Applicant, its
S\lCCeSSors and assigns, shan have the right to enforce the pfOYisicms of tbis
Development AgreemeDt. Enfmctltuetit shall be by action at laW OJ in equity
agnillst any pltn.'ies or persons vi"Jatlng or attempting to violate any covenants,
either IOreslrrun violation or to recover daniages or boUt. The prevailing party i.11
the action or suitsha\) be entitled to reeOver, in addition to COStS and
MIAM!g!9)HU; 7l26IX!I£!l
Yl!JJ01
1
diroursel:n.ents allowed by law, such sum as the court may adjudge. to be
reasonabl'e )br !he ser-<icesof 11:5 attorney. AttWlilets fees payable under fl\is
pamgrapb shall ,\!otexoeed25%<lfthejudgment. .
15. InspectiQll.. Nothing in this Agreement shaH be oo,'lStrued to waive or 1:imit the
City's govemroental authority as a munIcipal corporation .and political subdivision
of the State ·oftlorida. The Applicant, ,herefore und!lrstands and agrees that an)'
official inspector cflhe City of South Miami, or its agents duly atlthorlzed, may
have 111e privil<:ge at Any nme during normal WCttlcinghonrsof enteril1g and
investigating the use of the premises to det'ernlulewhethe,r the Propertycomp.li.es
with bui:ldingand zoning regulaiionsllnd. the oonditions \lerem,
Hi. Authori:z;ation to \Vithlmld Permits and InsP6CtlOftS. 111 the event the
Appllc!lljt(~) isilireoi:)ligated to l\llllte payments or improvetnents under (he teilllS
of tlus Dewlopil1entAgreement and such paymentsarel:\ot made as re4uired,or
such inlj)roltelllt:nts are not .made as required, in addition loan)' other renlooies
available, the City of SOl;lthMiarfti is ho(001 autllormd to withl101d :my further
permits .on the J)Crtionof the Property failing to eomply with this Developmellt
Agreemen4and refuse to grant lInyinspeetlol1s, any appfo",als, Clf any certificates
of occupancy w'ith j~ to thllt po+tipn or the Property until such time this
Development Agreement isOO1'l!plled"'<ith~
17. Rej:ll'esentlltrllI1S of the AppliCant Applicant represents to the City as follows:
a. Th!" ex,ecutIPn, qeli'Ve£y and pMnl1nance ·pf this .Agreementalld all other
instruments andagreemenrs executed in cOl1fl!!dion Wjfil this Agr·eeme\lt have
been pmperly !mmorized by the. Applicant and do not require further approval by
Applicfll1t:
b, This Agrei;ll!'eni llas beeh proJ~Jy execut~d, and constitutes Appll\:!lnt's le!i~],
valid and binding obligations,ellforceable. agaInst Applicant ill accordance wiih
its terms;
c. There are no actililfls, $P.its or pr{)~edings pendingnr threatened against nr
affectlllg Applicant before any court Of governmental agenoy that woul~ in any
l'naterial way affect Applicant's abilily tn perform this .Agreement.
d. ApplicaIlt ShlrJ!notact in any way Whatsoever, directly Or indirectly, to cause this
Agree:rncnt to be amended, modified, canceled or terminated, excepl pursuant 10
its express tenns, and sball . take all actib.i1s necess~:ry to ensure that this
Agreement shall remain 1 n III Il force alia effect alaU rimes.
e. Applicant has the financial capacity to payor advance in the City all fees and
payments as required under this Agreement.
Ill. Se~'erabilitv; If any prM'ision oftbis Development Agreen1"nl or tbe appJjc~Ji(ll1
thereof to any person or circumstances is held invalid, prohibited, or
unenforceable for lilly renSon, !his the Development Agreement shall he
MM;f,jl St9JlJ1.15 7,J;u~21 5)1
JIJ91fJ1 !l
ineffective only to SI!;;h el;tentl):nd the rel'nail1tr;g provisions shall continue to be
given fun force and effect sofai' as possihle.
19. .fowt Preparation, This Agreement has been drafted with the participation of
tile· City a!1G AppliclilI1: and their cou!lsel, and 8'11al1 be com:ll:Uea a.ga.inst I;he
~plicant in issuesClf draftsmanship. The captio!ls of eacl1 article, secti.on aad
suhsection cc.'"1tained in this Agreement lITe for ease of r~flru'ence only and shall
nor affect the interpretmional meaml1g err this Agree,,'1).el)t. Whenever the tern,1
''incJuded Ol is used in this Agreement, it shall mean that fue inclnded items or
terms are in.clll<led without limj !atiug as 'Q any rith!::rit~'$ Qrtem1s which tnay
fall "'ithil1 the listed cat~ary.
20. Binding Effect. The burdens of lhis Agreement Shall be binding upcm,a.'1d the
heneiiLs .oftbls agreeme!it sh~ll inme to, all succeSSOrS in ll'ltettist to thepartres Of
this Agre.ement.
21. Cnptfons and Headings. Paragraph headings are for convenience only and
shaH Mt bellsed to CQnstttletlr interpret this Agreement.
22. AppHeable .Lilws .. Jur.isdiction •. lIrtd 'letme. This Agreement shall be gO\<t\l11ed
by mId lnierp.reted,conStrued, and enforced ill accordance willt the lniemaUal>.1S
ofFlor:ida wlili{)ut regllFd to pril'lciptesaf <:6nfli.ttS of taw. This Ag,eemoent may
be. enforced as provided in $ectiQ'u 163.324:3; Florida StatUtes. Venue for any
litigation. pertaining to the SUbject matter hereof shal! beexclusiyely in l-vfiami-
Dade County, Flori aa.
23. Nof!(>.e!i. An), 1.10tiCes or reports required by this Agre~ent shall beSlllit to th.e
follOWing;
FGr the Clt\':
Cit)' Manager
City QfSoullJ Miami
6130 SuriSet Drive
South Miami, FI. 3314~
CopvI'o:
Planning Dire~toT
Platlltlngand Commllnity Development Department
CityufSouth Miami
6130 StlMet DliYe
South Mifiii1l1i, .FL 33143
MIAMI !1~31O.IS 7.l2Gl121S31
31.M17 9
For the .4WI1lieant:
lima Abella, Esq.
General COIlllsel's Office
Univemty of~Mlaml
132(tSom.tll Dixie Highway, Suite 150
COl'll! Gables, F1. ;nl2S
Co PI' to:
J ClT)I B, Proctor, Esq.
Bilzin. Sllmberg Bacila Price &. Axelrod LLP
200 So, BiSCliJTlI! Bcmlevard, Suite 2500
Mialui, Fl. 33131
24. Vi'ah'ers, No f::iHure or delay by Applicant or the City to insist upouthe strict
penomwnce ofiulycovenanl, agreement, tenn <l'f c:ondhion of this Agreem.em. 0,
to exercise any right or re..mcdy c.onsequent Uplm the breach thereof, shaH
COl'lst.i:tutea waiver "fany such breach OJ: any sllbseq;uenl preach of such ccvenam,
agreeti111nt, term.or condition. No c"vel1!!.!1t, agreement, term, or condition cof this
Agreemmt ana no breach thereofsh",llbe· waived., altereo. or modified except by
wci:tteninstrumenl. No ,"aiver of any breach slJlall affect.Of alter this Agreement.
but ea¢h and every y(;Vet(Mt, agreemtlnt, tenu and condition of lhi~ Agteem!lnt
shallco1;l!ln"e W1 full foroe and effcect wilb g.,pect to any other then eXlstlng or
sub-sequent breach the.r-eof.
25. Third Plitt" Benel'ieiltrV . .This Agreement is extlumve!y for the benefit of the
p.arties hereto IIQd their Affiliates and it may l¥Jt he e.'1fotced by any party other
than the parties to Ihis Agreement alld shall no! give rise to liability to llllY (hird
pllliyofljer tlian the authorized .succressors.nd assi gi'!S oftne pmies hereto,
26. Su r\'lv21, Al1yc<l~1ll:lant> tel'lll or pro...-:isian oflhis Agr:ooment which, in order to
be effective, must survive the termination. of this Agreement, shall survive any
such tenninatJon including without limitation,. paragraphs 2, 3 and 6 which shaH
S11l'Yive this A:greeilleht.
27, Periods of Time. Whenever any del"el'll1in.ation!s to be made or actiDn is to be
taken Dn a dates),!!cified in this Agreement, if suell daie shall fall on a Saturday,
S1.1.May or Jeg)!l holiday, then in stich eveilisaid date shall be. ei;tended to tbe next
daywhkh is 110t a Saturday, Sunday or legal !Joliday,
2&,Elltlt-e Agre.emen[, This A:gre=ent sels forth the elltlre. agreement between the
parties herelu with n:.'.sp.ec! to the subject matter hereof: All agreements,
CQ\lenllllts, representations, and w1!J'l'lllllies, ex:press or rmplied, ora! or writtel" of
lhe p.arties wi!l1respect to the subject mailer hereof arecontatlled herelli. No other
agl~nents, covenants., tepresentl1iioll's, or w~lTlli'ltJes, eXp!'essor inJjllled, oral or
written have been made by any party to the other ,,~tll respect to the suhject
malleT of this Agreeme1lt. All prior and oolltempotaneous cOl1versations.
MIAMI 8 I !l3l1l. I 5 731002153'1
3fl.9IQ7
10
"
di'>CllssiOOlS, l'legl'>tiafiO$, pilSsihl<t 'Mld allecged agreements and rep~matl on.,
Cil~'enallts andwa.rranties ",;ith respect to the subject rnaner hereo~ are waived,
merged herem a;:tdsupersededharebY. Each party afJ"lIl11llth'cly represents that lio
promises jwVIl been made to till'>! party that are not C!:l';'ltamed in 1hls Agreement,
and the Exhibits, Mld stipulates thai no evidence ofanypromisesaot confained in
this Agreement, and the Exlllbits, shallbeadrnltted lmo evidetlce on its behalf, nus Agreenlent shall aotbe Stlppiemented, amended C'>r modifiecd by aflyCOUISe
of dealing, OOUTSe of perfoIDlaflCe aT uses of er.ade Mldmay Oilly be amended or
modifiecd bya written instrument duly e;;:ec."1lted bYQfficers ofbotbpartieilc
29. Counterparts. This Agreement maybe e)!ecuted (including!)y facsimile) in One
or more C01;\UterpartS, and by tbedifferent parties herem in separate c()Tr!1;t.erparts,
eacllofwhicil wilen executed mml bedllcmf!i to heMl. -original bm allof1\'hich
tak.en t()glli:l1f'lrsl~all constitute onea:ni! !he sllmeagreeml>l'1t.
30. lhlcordatlon. Within<Wdays·a:fter tbe Development Agreement has been signecd
'by both the Applicant ani! the Cit)~, the Applicant shail tau\te a COpy of the
Deveiopme!lt Agreement to be recordecd at the App!icant's expense ill !he registry
t>fdeeds in Miainl-Dade County.
) !. EXfllhllS, All exhihits atl!!CJj~ nereID oolliain additional tenU$ ,,[this Agreement
a:nd are incorporated hert'inhyrefetenre.
32, Effectiveness, This De\·elopment Agreement shall hecome effective after the
appJ!{jval of the "tlplicatlorls for rezoning lind ;;Jle plan approval and !he expiration
of any nppeul periods. The approval of the aplylications for rezoning rule sileplan
appr<lva) and of the application for "tlproval of this Develnjllllem Agreel'oen!,
~llaU 110Lbeclime effective until the Park <louaLicm is established andagref!i Uj'lon
by the Applipa"t !!nd the City m ~t@lce "'<ith Paragraphlt2cL If the Park
donation is nol established in accordance with Paralilraph #2d, the sppllcafions fur
mOiling, site pl?llspproval, and approval of thIs De\'einpme'n\ Agreement shall
be ct:lllliidered IVithdta""t ,without ptejudlce by !he Applicant. .
MfAMl SI~~IO,l$ 711il!l2t:\)I
3i2WQ7
11
l1~ye beef! executed this c;lC; to.. day of
.-
A,CKl'\'OWLEDGME'NT.A,.~1} A.CCEFyA .... lIiC'E
.EY CiTY OFSOllTa lVtfA .. l\{I
KNOW AU MEN BY TFfESE PRESENTS that:
The City of South Miami ac'koowledges and accepts the foregoin!l DevelopmeJ'lt
Agreement and euch and aU of !he ttl!1llS and p)!Oyision:s contained the.rein,
________ ~" dated and attached hereto.
DATED this J1.1 day of N~tI, 20[l7,
Yvonne S ler...:McKinley
City Mtrrllfger
The foregoil1g instrtlment \"I'1lS acmilwl eo ged. before me t!ds~ tj""" day 0 f /l1i:z.cl 21)07 by
i,.ft!M4 e S;Y,Ifl"H't', . Gil{ IlhHn fN'-of the CiIY. of South. Miami alld attested to by
Maria M; Menend£;jz } , Cit),Oerk, af t11e City of South Mi<uui ",~ho .re ( ) persQlIally MO wn
\0 me or ( ) produced a valid driver's license as k!entification,
My Cdn'Lmlssiol1 Expires:
3~1 (. -Nfl
ML;,Ml"1'91 ii'r44~ 73:iG!l1IsaJ
'!l£S1D7
Serial No. (None •. ifblank):
I.l'lOT A-RIA.L SEAL)
MMIA M .. flP,ENEI.jDEl
M'fCQMMt$SKm # onZ1'&~
E"XPifaU:J#JVQIi 1:3; 29J!;t
~~t;;:r(
.'
W~sses: . 0 (l 1\ ~ in <m~ RRC 57TIi AvetlUe.LLC, a Florlda
.,... 'tit r\ . limited \iabilityoompmlY
Print Name: "'"" rn"'c.t. !. t· f-16G'LLJ1.By: Univernity of Miami., a Florida non-profit
~ . .. :"'~' '-11.
ber ~ I" ~ I ~ame: Josepb
Print Name: Ut;. ..... 1f$~L! I Title: Senior rice President fut Business
!Illd FInance
STATEOPFWRlDA )
} ss:
COUNTY OF MIAMI-DADE)
The foregoing instrull1elltwas acimo\l{ledp ·before me 1hi~8:h day ° .. . '
2007. by Joseph T.· Natoli, as Senior Vlce Prci>.ldertt fur B~sand pma!lt.>e,of lhe . iv~!"liity
of Miami, a Florida non-~fit corpo.mtion,. tbe Sole Mem:1?er of RRG 57ili Avenlle, LLC, 'a
Florida llmitedHahilil;ycompany. &/Sbe is personally kno';vn to me or has produced li State of
_____ drlVet'irlicen!ie as identification.
M1A.ll~J ~J931ll.1$132$021S3l
3,28107
Sign Name:
Print NimJe:
13
Parcell:
E.X1iI.a1T llAtl
Le!jalJje~criptltm
All ·of Tract 1, of the REV1S,Eb PL...\f OF FER!\"WOOD, according to. the Plat ther-eo.i; as
recorded in PlatI>onk SS,lI! .Page 72, nfthe Pl)hlic l<.ecords cfMiami-Dade County, Florida, less
the SG)Uli147S.<';S7 feetoftheWest 100 feat, and lessa!so the East J50 feat of the Soutb 330 feat,
and less also the South 125 feet of lire West 175 feet of the EaSl 325 feet, and less also the East
75 .feet of!lle West 175feetofthe Soutl1l25feel ois-aid Tract.
Parcel :l,
The EaS! 75 fe"'l o.flhe West liS feet {)i the South 125 fffiofTtact 1, of REVISED PLAT OF
FERKi\~'OOD, accoroiilg t<l the Pleat fuoreof,1l$ rec'Gtded in Pial BOClk 35, sr Page 72, of tire
Public Records of MillOn ·Dade Chum,y, F!<lricia .
. hroeD:
The North 132 fC'.ot o.f ihe SEV. oUhe N-:E V. of the SE % CIf Section 25, Township 54 South,
Rl!.ljge 40 Bl!llt, less ihe North 25 feet of the Noah 132 feetofihe SE Y, of the NE '~0f .he SE '/.
oiSection 25.; TOWl1sl:!fj154 South., Range 40 East.
Plltcel 4:
Thst plllrt af the SEY~ (lfthe NE oithe SE % of See\iol1 25, Tow!Jsbip 54 South, R~nge 40 East,
described as· fallows:
Begin at tile SE comet of said SE 'A of rhe 1\fJ3. V. of the SE !I.; thence lUll West along the South
lineef said SE V. of the NE .v. nf the SE ;/. for:a distance of 1&5 feet fttr a Point of Beginning;
thence run Nortn p.arlllJei to the ElIstline of said 5E 'Ji of the NE of the 5E ;;. for II distance of
1 SO feet; tht;uce r!.1ll. West 1J"ralle! to lh¢ South lime of said SE 'Ji of the Nfl ,;' of the SE Y. for a
distRnce 'of 100 reet; t!Jence rtlll parallel !othe East Il!le ofsaid SE 'A of the NE ';' ohhe SE'A fur
it distanceQf lW [eeUo the SQuth !ineofsald SE \4 of fhe NE V. ohlle SI3,v.; thew" run East
eloOlg said South line of the SF.; 'I. oftL1e NE \4 of the SE :.,; f(:w a distanc'B of iOO feet ,0 the Point
nfBegiun'ng, less file.:scmth 25 feet for public TOw:! PUIjJOSell.
Parcel :5:
The North 180 feet ('ftlle South :no feel oftbe East 150 [eet.ofTl:act 1, of REVISED PUT OF
FERNWOOD, accetrding to the Plat thereof. as recorded in Plat Book 35, at page 72, of the
Public Rec,ords QfMiliuni-Dade Caullty, Florida.
Parcel 6:,
A portion of Tr~ct 1, REVISED Pl.AT OF FERNWOOD, according to the Plat thereof,as
reccrded i11 Plat BOOK 3'5, at Page 72, of the Public Records of !"ijilmi·Dadc County, Florida,
more [lilrtiolll1\l'ly described as follows:
That l'l}rt of tbe SOHtheasl Quarter of l!Je Northeast QU!n1er of the Sc;utheast Qnarter of Section
25, TOWllShip 54 South, Range 40 East, descrfbed as follQ"'s;
Be>gin at the SoutheaSt comer of .said Southeast Quarter of North!'.ast Quarter of Southeast
Quarter;fuence run \Vest along fue South lineaf said Semtheaiil Quarter .ofNor!:heast Quarter of
Soufueaiit Quarter for ailistance Qf 285 feet for l'Onfr' OF J3EGll'llffUNG; thence run tI.'orth
paralJel to .Ea!it line of said Southeast Quarter oftl.'or!:heast Quarter of Sour11eaiitQuarter 150 feet;
tl1ellce Nn West parfllllel to Soum line of smd Southeast. Quarter of Nt>rtheastQuam:, of
Southeast Quarter 75 feet; thence run SouthparaUel to the EaSlJine 'Of smd Southeast Quarter of
Northeast Quaner of Southeast Quarter 15G1 feet to the South line of said Southe.asi Quaner af
Northeast Quarter sf SotUheasl Quarter; ihe~ Emalcmg said South line of .he Southeast
Q~arter of Nor!:hem Quarter of Southeast Quarter for a distaoce of 75 'feet to the rOJ:N\1' OF
BEGThI'NlNG, LESS the Sout1l2Sfeet for public road.
This instrument prepared under the supervision:
and when recorded return to:
Jerry B. Proctor. Esq.
BllzinSurnberg Baena Price & AKelrod UP
200 South Bise.yn. Boulevard
Suite 2500
Miami. Florida 33131-2336
AMENDMENT TO
DEVELOPMENT AGREEMENT
111111111111 1111111111111111111111111 illIllII
CFN 2010R0201072
OR Bk 27227 P •• 1492 -14981 (70")
RECORDr;p 0312512010 09'49'51 HARVEY RUVIN, CLERK OF COURT MIMIl-DAOE COUNTY, FLORIDA
(Space Reserved for Clerk)
This Development Agreement is made as of this / 7rt. day of ~. 2010. by and
. between TIle City ofSouth.Miami,Flmida,· a municipal. corporation ("City") and ·RRC 57'h
Avenue, LLC ("Applicant").
WHEREAS. Applicant owns the property in the City, in Miami-Dade County, Florida,
legally described on Exhibit "A", also lmown as 6600·6640 S.W. 57 Avenue and 5757 SW 68
Street (the "Property"), and .
WHEREAS. the City and the Applicant executed a "Development Agreement;" recorded
on March 30, 2007 at Official Records Book 25496 at Pages 52·72; and
WHEREAS. the Development Agreement memorialized responsibilities and commitments
of the City and the Applioant in the development of a mixed·use project on the Property; and
WHEREAS, in May, 2007 and September, 2009 the Applicant received approval of minor
modifications to the development plan for the Property; and
I¥HEREAS, these minor plan modifications did not change the responsibilities and
commitments in the Development Agreement; and
WHEREAS, Oll November 17, 2009, the City adopted Ordinance #29-09·2021 amending
the Development Agreement to record the parking requirements for the continued development
ofthePl'Opelty, as adopted in the City's Land Development Code;
Folio Numbers: 09-4025-026-0010
09-4025-026-0020
09-4025-026-0030
09-4025-026·0060
Sec/Twp/Rge: 25-54-40
MIAMI 2001026.5 7743027649
3/23/10
EXHIBIT
I 13
NOW, THEREFORE, the Development Agreement is hereby IImended as follows:
1. Addition to Section 1,
g. The extent of retail, office and restaurant uses shall not exceed, and be limited
by, the capacity of provided parking. The development shall comply with the
parking requirements in the Land Development Code Section 20A.4(B) for ~11
retai I, a ffi co and restaurant uses.
2. Addition to Section 5,
r. Applicant shall provide 1,00) parking spaces [which may be reduced in
accordance with Condition #Sg, requiring removal of on-street parking OIl SW 66
Street), tlmJUgh II combination of parking garage, II small surface lot, and olHite
.. street pnrking. *
• As ofOc(ober, 2009: 958 total parking spaces remain after reductions set forth
in Sr above and 11 spaces removed for bike racks; 891 spaoes for residential units:
and a total of 67 spaces remain for retaillofficelreslaurant uses.
3. Amcndmentto Section 23.
For the Applicant:
kiHn-A,Itt\!fu-&<P
General Cellnse)!o.G~
tmtYe!'S;It:t&fMluml
mG:Se ",,, Di~ie-mglrwQ'i:§u#!t;ho;Q
GIw·aJ Callies, FL aHl!!
RRC 57,1, A venue, LLC
Mr. Jay Jacobson, Director
Wood Partners
2600 North Military Trail~ite 100
Boca Raton, FI 3343 I
MllIMt 2001026.5 7143027649
uall ()
4. Within 20 d!\ys a&r the Amendment to Deyelopment Agre!l!11ent bas been signed
by both the Applicant and the City, the Applicant shall call$o a oopy of the
Amcndm.nt to Development Agreement to be recorded at the A!?J)licant's expense
in the registry of deeds in Miami-Dade County and Applicant shall furnish a
certified COPy of the recorded Amendment to Deyelopment Agreement to the
City. Failure to record or to furnish a certified recorded copy within 20 days
nullines the validity of the Amendment to Development Agreement.
. 1"7 f{, INWJ,TNESS WHEREOF, these presents have been executed thiS ...LL_ day of
flfa.rr;£ ,2010.
MIAMI 2001026.5 774;027649
218110
[SIGNATURE PAGES TO FOLLOW)
3
,
ACKNOWLEDGMENT AND ACCEPTANCE
BY CITY OF SOUTH MIAMI
KNOW ALL MEN BY THESE PRESENI'Sthat;
The City of South Miami acknowledges and accepts the foregoing amendment to the
Development Agreement and each and all of the temls and provisions wntained therein,
, dated and attached hereto.
DATED this J]'Ih. dRyof rr\urch ,2010.
CITY 0y:.r.0U"f'r MIAMI
By; __ t}{:o.:.--VAtilt:.....::....-C-:="'-___ _
Roger M. Carlton
Acting City Manager
STATE OFJtc)li._d_ ..... __
COUNTY OF \YI)fln,-b~ __
)
) SS
)
The foregoing instrument w acknowledged before me this n1\ day of~, 20] 0 by
.v,~ l\·C",,~\O(> , J:;,.L of the City of South Miam~nd att~sted to by
m:.;;ih.l:L..~.kL' City Clerk, of t e City of So~th Miwni who are ( ) personally kllown
to me or ( ) produced a valid driver's license as identification.
Notary Public:-----;""" _________ _
Sign Name;---1~"*""'r._-_.".,__-_:c_----
Print Name: a'0t.eou" 11,\\1)4· ___ _
My Commission Expires;
MIAMI 2001011;.5 77430211>49
2181\0
~..",""7.NJ("'EN;;;GA:fA;".P:;;A-~YN~E .... "l.1
MY COMMISSION ~ 00 1l~1
EXPIRES, Oclob" 5, 201 I
.6on<:isdilJru NOY.uyPub~Und.iWli&N" • -
4
o. (None, ifblank):
[NOTAR1AL SEAL)
IN. WITNBSS W1;!gEOF, t~:~ed party has agreed to this Development
Agreement dated as of the day o~ .2010.
~W)t sses:
-~"--J//= .. ~~---7
By:
Name:
Title:
STA'J'EOFFLORIDA )
)~.
COUNTY OF MIAMI·DADE) .J?~~
........... The fwcgoinginstrumentwasacknowledgedheforeme this .~. day .of.~\b".
2009, by Jay S. Jacobson, Vice President of Wood Red Ro~ Commons, 'ng Partner of
RRC 5ih Avenue, LLC, a Florida limited liability compan~She is p r onal1~ own to me
or has prOd\lced a State of driver' . nSe ll8 identification.
My Commission Expires:
MIAMll001026.5 7743027049
1(8110
Serial No. (none, ifblank): ___ "_'_"_"'''' __ '' ...
[NOTARY SEAL]
5
Parcell:
EXHIBIT "A"
Legal Description
All of Tract I, of the REVISED PLAT OF FERNWOOD, according to the Flat thereof, as
recorded in Plat Book 35, at Page 72, of the Public Records ofMiaroi-Dade County, FlOlida, less
the South 475,657 feet ofthe West 100 feet, and less also the East 150 feet of the South 330 feet,
and less also the South 125 feet of the West 175 feet of the East 325 feet, and less also the East
75 feet of the West 175 feet of the South 125 feet of said Tract.
Parcel 2:
The East 75 feet of the West 175 feet of the South 125 feet of Tract 1, of REVISED PLAT OF
FERNWOOD, according to the Plat thereof, as recorded in Plat Book 35, at Page 72, of the
Public Records of Miami-Dade County, Florida.
Parcel 3:
The North 132 feet of the SE !4 of the NE \I.i of the SE :4 of Section 25, Township 54 South,
Range 40 East, less the North 25 feet of the North 132 feet of the SE '4 of the NE \I.i oHhe SE \I.i
of Section 25, Township S4 South, Range 40 East.
. Pm'ceI4; .. ...... .... ... . ..... ... . . "'"Iii,;;!)'" .. .. ....... . . . .. ... . ..
That part of the SE \I.i oflbe NE \I.i of the SE,~ pJ~ection 25, Township 54 South, Range 40 East,
described as follows:'
Begin at the SE corner of said SE \4 of the NE \4 of the SE \I.i; thence run West along the South
line of said SE 14 of the NE \I.i of the SE ~ for a distance of 185 feet for a Point of Beginning;
thence run North parallel to the East line of said SE ';' of the NE ~ of the SE \I.i for a distance of
150 feet; thence run West parallel to the South line of said SE \I.i of the NE \14 of the SE \14 for a
distmlce of laO feet; thence run parallel to the East line of said SE \I.i of the NE ~ of the SE \14 for
a distance of 150 feet to the South line of said SE \14 of the NE \I.i of the SE \I.i; thence run East
along said South line of the SE \I.i of the NE ~ of the SE ~ for a distance of lOa feet to the Point
of Beginning, less the South 25 feet for public road purposes.
Parcel 5;
The North 180 feet of the South 330 feet of the East 150 feet of Tract I, of REVISED PLAT OF
FERNWOOD, according to the Plat thereof, as recorded in Plat Book 35, at Page 72, of the
Public Records of Miami-Dade County, Florida.
Parcel 6:
A portion of Tract 1, REVISED PLAT OF FERNWOOD, according to the Plat thereat; as
recorded ~n Plat Book35, at Page 72, of th~I.~fbiic Records of Mimni-Dade County, Florida,
more partICularly descnbed as follows: .. ,.
That pmt of the Southeast Quarter of the Northeast Quarter of the Southeast Quarter of Section
25, Township 54 South, Range 40 East, described as follows:
Begin at the Socltheast comer of said Southeast Quarter of Northeast Quarter of Southeast
MIAM12001026,S 7743027649
319/10
6
, OR BK 27227 PG 1498
LAST PAGE
Quarter; thence run West along the South line of said Southeast Quarter of Northeast Quarter of
Southeast Quarter for a distanoe of 285 feet for POINT OF BEGINNING; thence rull N01"th
parallel to East line of said Southeast QUar,tep ofl1'i.9liheast Quarter of Southeast Quarter 150 feet;
thence run West parallel to South line 'of, iI~i(\i,Southeast Quarter of Northeast Qua:tier of
Southeast Quarter 75 feet; thence run South parallel to the East line of said Southeast Quarter of
Northeast Quulter of Southeast Quarter 1 SO feet to the South line of said Southeast Quarter of
Northeast Quarter of SO~ltheast Qua:tier; thence East along said South line of the Southeast
Quarter of Northeast Quarter of Southeast Quarter for a distance of 75 feet to the POINT OF
BEGINNING, LESS the South 25 feet for public road.
MIAMI 2001026.5 7743027649
319/10
7
\\(,11
r
e · CmElilCA'11i: OF OCCl1!'ANCY Nt
;;nY OJ!" $Q1;I1H ,~nl!Mi. fi',.4JID}I>-'-,., .... of_be S7 Ail/} bOt:... ... .•
~=r~~gp .tltj'Ur r:::: .fh~, g'~"i'
(,A>Ii!m>of~_iJ!8c;,;: 6~ .5i!i '5'1 Aft;; !w&';1 f!
S.'T,.pe:Of'} ... tse -fk:;,kt\¥*' .
it ~u5iritstcic 1'n!t\c.NIk-ru:t Gf_mtfl_
!:==~(;~ t. .. @.R1W li,£M fi./!rli~, Ii .
.. ~<>fu... :J!!;;!~n",,,,,,,,,,,lL-~~_~_..'-~~-'-______ _
6,~,oiT,.m'Name lit'iLtt.f;!
'i.,AmilU,al
Bvilulug"Perttik:Nt.h
PiWflbm~f'Cmiir:N:n.
r
!!!.ev;'H' •• ni1 No;
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.~-.~ .... -~~I'fr:r--
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~ !laM! DeliVery
W(, Tllllrr\ai Vl\l!~llne
i>l~nnina 'lIJ)c!.Xoh1!l9 !:motor
OIly Ilf <lautli MIIIlll\
ttl30 1l.\IlI~ Drive
SOlI.lh ""lloml, ~.~S~14'
Rill: plM!j~P~!'int (\Il:'!a1\'l~rt
'Fled F\~lld Ci)ml\1onai"l"t\ll1iGl
OoarMr, VlIIJellOl':
Jari1]!.:PfJi'l::lioII~
7., ~.G?l>al
~., W>;"'LZ£&l
p$!OJ$bl!;lll\.oa!\'t
ThanK V!)U l¢i' ~etli1g will! th",· lil>""!Qpment "'1" tn~ellill$!\l lal!n> from Woo~
I'artlla ..... un Mntl~YttWv\tmllet 19 to. dlsMii the OEivel0pl1\anl A!)~l:r1l>nI~r~.ed . FIoa~
~JM\~hIt'. ''l11I~ '~~PQnse wiD &ddresa 1M perm1l!ed ~nd r~u1!l!Q !~n in In4. t:levelopm~
!\!Iteam",n!, I!i\~lh<o CliJ/f.lIl status,
P'la~sl no\~:
t. P.rll!~t~ ~.~, Cion.f(l1lK limtJ.f11W>$lif~~1
oRen; (~.) ibil \"roPllf\y wa$d;w<!GPl!tlwll~ !I\ol~!pf 404 tlqI~qa~1\ on tlw
l!PpMll>4 p!>!\lIlt'dra~gn"'~
41 JteQl(bJTli!l.P"'Pelll~ !lall\llo~lltl \/Illt\ 8f;Pf!!l<ImO\l;lK 10.090 pills .tH! (j/ ~
sp~o~ lind a I.!laillllll; Offioo IO«ilIli!l in Elullr.l!l1Ill! !l!l shown on ap~d P\'fIlill
di'ElYlI!I9 set.
t> I(~m (<;J The P«>p",rty was deV!'i!0pGt;f Willi b maximum or 5 a\¢ft<I$ In nell1h! as
alioWll on al'PI'\>I'1i'~ Pll!fn~ \ll'Swil1ll s~l.
" 1l00i (cI,) .1'IYlI1'mpe!lj' WIle <ldVtl1<lpil>d Ii! Blill$l.rrtlo! ~oooft!~Il1;$ wIIh tho OOQp\",.g
moq 81\$ p1a~ 00 fde at ttlH);!r. ln~ludlng .eJevallonS, ~lCl!l!e.lUrlilli%!lufeJ\ and
'11'h'fr~j",,! l""iI .. .,m U<l'Ilimt'il(O Mfb4'i' ... P"'J'" ti, fillS ''iI''r.. '"~ if,el'tOpony 0""'''. roll: StA l'Illtu~
.!J&,wJ}1 be'r~_'Q:ns _liMCt'. A1t®tuncmn~ 1hts fO\Wif ~rA I_~'lti ~p!.\t\6' wfttt t:Ut Jt~ JiUmb:!ir~ If;i~d
bl1he fcttor. ~ l\l1'1t 1\lrro" al~ 11 tHJ1)' of'the I e«lnloo Dcw<lopmf:M ~um.tnt\
EXHIBIT "0"
aRUM .U1II51:1l<G ""SMA P1l1QE ~"'Xl:i,1t<'O L<~
l!ilO a 0""'1'" V,u,."wi,Sun. 2Pllo. _, Ft. .. m·';;'~1iiI ®lU14.15i& Fa< :<t!i;!W",.,l
' .
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•
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,
eaUmal\!dBquare foOIUll&S !>\ll'Suanr 10 S.tl!ion ZO.S.;'!, DlIy. Cose. The City l\1anl\ll~r appmvai1 minor mn<llfiCll!klrlS to lh. 011& plan in Z()~. prior io
develDpm;,n1 01 !he Property. and ~n aOQ9 \0 a®omroQ(lato the pIIiOemem oj
~vol.tall\(" ~ the Pr~FirtY,
"itllm (11) Th~ ~YWllS deVl>I~p!,dln_l'>h.n.
Q /lalll IfJ FiRC ~pJl1lild for. "ull~li1li pe."lIllI wilhln 'I~ (6) m!l{l\ho 9faxBcyiion ~f
111$ D&W1QjlfTlenlAgreamerit.
~. PubUo F~t1IIIi'i";
o 1fi1tn ,[lI,)WAOllit a~d S~.t~la WMa Jj;9\l~dlll JO$B OMV", Publb Wooo Dept"
on W$~~a.dEll:' N0l'l\1lber jl!~. iiC/O!!. m~.mlttltl ilHl!al)ad}. &W 56 lind roW ~e
stt!if>l. ,Prl>InBiJe iI\lbllillawer. Isaved oli Wevemll!!r l!1l"'. :!QOO, (l'rilrnlmltwl
anSQhl<If) .
Q lfr!1n (ilJ A!\lICI1aQ~ Ule ~g(el>l1>~ ll!IM~<\!l .R!Id RoM Opffim<>no lind An
llervloas'lrtll11 DadeCDl!n!y, Inoludlng ~.M". IrequenaylU'ld p'''rUitlng,
.,JIam((:.! Pf1ilnatli!.,simIlCllo wetli u<lt\$\rt!iltlid "" psr .apPirwr.<l p~rr:tR ctl'l!Wln@
andln'l'eol'i;dby lIle ellynl $ou\ll Miami.
Q iltilti (aj Pe,Ymem I!\ 1l\~~!!IQUnl~! m7,S~5,;!O v/"" !I1!id$1P the C";lIj! (if South
Miami. A ~roi1h&!;h~ck 1~ ~tl.!;hlltl,
Q ffwn (v.j FQQT p\al~ PllNY\ila.ndretW!~ Qtr1l1'\11tI.pooUOIls from "'POi. am!
MtlP Wtrll I$,~od 10 J\!&eOll'io,P~I>I!o WorM O"'p\" <>n Nov~mller ;g", 0009.
(tr!illS!l;1I!a! ntl~
"1\!>Ii1lt,j . 1\ GQmplianCll I'l1PQrI· wIII·b.e Mmlile~\j) thl) In\llIi\1l Oily. l\!illnll!i&f "'
J!ln~~flIi20111e$~ul.nod 1)ytho(l~m!'f11 ~r~'m~~~ 1'hGlfij1l!l1 $100,000
paymanll<;> the CltY Yla&ma~. (ilOpy oIell;,oll "'ft!)¢IW~).
s. TIIXC8; Nc lilllll/l.emPllMa ho. been (!\ad.r""". have !\flO witllJe paid liS le<jul",d.
Ii, WQrlif'QI'I'O::.Acomp~lIlllle repolfwlll oosl!!lmlfredto Ifm Inion", OIly Man .... , in
Jaull!Il)!, \l'OlO liS ITo\llllred bylh. Oel'lllopri!OOt Aj;lr\>eman1.
Ii. $IIQ Pion:
() flom {il,j AI!!leh.d 1& a ~Qpy "I Uw Fpa> .nq p~rniit WIll re"~rd~Of lii$jle~!i611.
<> lleim (6,) RRO h!ls$eourOO¢! bull(iing~ntrantle., <flevalO/ll and gjlles \'<'Jill !'OS
hO)'~n<l tfll1l$[11>flr;lsrs ll'i'u~a\o I1l! rGsId",,!\}. C!;>ordlnallOtl Of ~lIl!>rge~fll' vol1lolo_
!l!l$ illsQ b'<i!I1Ii\~en seriously. RRC 11~$ fl'lstWl!l\ Ilia CIty, oj: $<>uih rV~~fl'l1 PoliO.!!
M!A1dl2l)SjllGi,lll'~lli?j~
IMfli
,
D"Pll.mtIl$\ieU~f'Oli k~;'" ui\d rr~n$po •• Wl110jllill Ih$ll' onllltlV offfoor.
and. V~hki!H .1I'iI.CliIT)' In ·Dil~ 01· any ell1ergarn:lI~.(EIe. mlliolled .pr~adShi/1!l
llM C<>mmll$a!lpn), Mdillbl'\~, ~. ~. m~f., W/!liDeiX<. CO\lnIY I'lra tl!JJla~ II!\d lldQi~' ilm~~ t.~ ~~~$. Or In~lJl!l~ 1"~ BQXlil In
~n fla~i 'IlnGSqPfl'MaxRfl~1d ReapooGa$¥S\(ll!ls .j)Q~ In.1iIl flClma of enlry 10
t~ 1>iIlI_, lr1~lljIIli1e. I1pprOp~lllllliJgO'~ (6\,0 ~!l~dli1gn ~p!es,), Th~ !\RGtt>iililllll~!I!i \11. ",!!dYill fC$PltM \0 "IT)' ~m.~~ chilli'll! VoiotKln" hOIJ($
from ""'llndSVlhlWSbkluril~y (;ij;l!. he. ~~. time lloil!l\tQ\ftOlirt one! tlW
mlillnl!)n~f)I:la.ma!ll!/l~r lime 00 ~.l'l'!ll"Qls.ii;rwl\\oIl.~ 1l!l3(ly!ii faspaod lp any
oflor bpur f!lo"~n~,
Q lI~/Il rc.,! ~I$tn~l a:tl~9h(l)WJi{; wtrt IsaU&11 to ,.lQ$li .. 61l¥o, Putill; Wor~.
P~!ll.,\Ill.lt$m l1lJ!PbI>r 2(~}. •
Q illl/ll /a., .'i1Jii I"~~ Wli!1 4~1!>!ledll'llh w11lloi tidO\l~~ .~."" ·1ir.l?wn 00
." .. "PPlWild~!'mil lilli!\'I1l;tls>liheel.C5.1 (Ar~,l\ilol!Jr.a! bf(.>W iJj> lr\<ll~~(Illil c:larllYl
<>lRrms. JI!;)R'~l11plan rm$Il~. r:lJaWlM.·· .• ClI,j rll.v., iO .!.IJa~ .~i\d.tI!. Jasa OUya, f'J;)bI1GWO~ll.iipL. on l'!o~mb'r 1~. ~otI9.crli!ri!liill11e!~l!fI~~),
t>f(eiite(f.1 H~ Jl.~ &h#.~I. PO!'C(I\'1lpP\'OVildf$\%1Q!i1!.llfiQtiid!hl!&i:lIr;[f~!"d
Q.c\Qbllt 1()~, ~~O!! <wnl!rollncJ ~t:ape IUy-uLft ~iid aw:il\1oiit ... ~I$$Uet! !~
Jo •• Ollv{!,. PubUc Woik6'(')"pl., on Mov~ml.leti 1l1ih,Zo09. (!r1l!1!llPltte.! aaeohed)
oltllm 1ft.! A f!1.x {I$} fl'taijOBS watlwu ."~m;\nr"wlti<;rotlY at1P1CN~pI .. ~nH~Vi~IQn ,,2. .
<:> 1(11)71(/1.) All~12 Ie ~ {~lir .ft1;jrtl !.!lr~ar .t:oroiTiurllUoll, l.l,..C (A$S!It~l
Wllh>abrt~ $l.lmllllllj' I!fllQW~DlPtoYa$ parKI~ III I>'IillIghe~ al1i!"nfo~u.
AiI~l!Oryilli' ple$eil;lel>lllioryepd~1l!ion!j:Oh\Hl>Cl"t ~1l!. CI!~ of S!)~ll1
M1III!II,ShIlWln@ \\Il.I\pprovet;l .GcD!ljl6.IJofml flOl!n~~ l'IUllIbiljre.
<) lim (IJM!ll'larSIQil~ge'w$S PIOVi$sd lIIld apprDl'ed l>yll;eQ"tIj' {I/ $I!\!tb Mlaml,
<> :lIm (JJ l\ a" par!y11alllillQ GIl!l&ull&i:ll 11M b&eli f\Uild an<1 a finol !'l\pOrt \'Iff! ow
I.suet! "-'Jtlllil ,!!ht .. CJ!tJn!Jd'Y~'
o UMP tk.; Re!t1sG IiMas hS¥Il bean OQn~ltu,:!ad to ",,"onwwdiNl6 ad"qu~\~
dUllip~t~ ~~~ htl\'~i>~lIn $P;miVildby ,"FIJi'S ando()fjal~ as suel,. All
~.~rvl¢;1'(l>.<llIdwm.!" j)DllIPruW) 18 !I,"c~unll1!1 ~fflg\.nlly ~"(! Wllh f\!l QQmpiahlls.
olt"m (/,)1'11' fOOT MeInW.nmre atm~wa, "''1ui.ll>d, A l!lIler from DlI'Vid Plummor
llo AS~a1&J; \ViIS ~.!'liOQ 1<1 J<i$a OI1v~, Pub!\ll W;'fI\I; Oapt, 00 Nwombs"S",
::1000. (TfllfllHltitlllt llililched llnoer lt~m i/2l11
•
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<> Ir,m {mJRlIlalil!siabl\otirnemt p.1ldtjg hao DeE!f\ ~PPM'ed at> ohol'ln el\P"rmil
plan eel ~lwd! (;:.11$.(11 re\'~n l4, 'to. a»o¢~t~d n~mlm 01 sp_ wUl ~
m~lrn~\ful~~. roqullEid bjll.~l'iIlitnr OmnmUn!li~l, l.I.C.
Ii> Ji(;ffl (n./IllIO_1ks "1IVa beSri It1lIta\iellP;\l ~eIlO'p"'d ~II~ ,,11l1l11.
<> lI~tn (0.) t~ .PaSI!O on Ihli NarI~ ~\!lahas paan ooosltuClaQ ~& p~r !he
.bt!P1ll¥I'!llI. amaJJ.de(j IllM" ['Ian.
Ii> Itfl11lIJl,IOIv1I\lnIVlllllJ~ 0$, j (]ev 2G) flilaohatlsi1Ol'Isa lotal ef 1l1."adl~~ Zoo"s
Dap~r;lbiih~lllI¥ Of l;'>ulh tllillml,
t) IIf1111(qJO!\>S\r"~ ~n(J Oil ew ~ !>!rut 'lisa &llmln~\edb~ thll City •. I'ln!l!
Illln>trilolirm WI!~ bUilljiJlt ~I>~r()\f~ 010/. of $l)U\h 1II1'I'IlI Perrnllllri'liings.
<) Ueil1(~) Th~ are nowMS pM<lil!!l ~ &~Nlng '\lie d"~J\'iSnt, This I"bil
\\~ I.llflfiil<lj)l'>Q1W$lj!llei1~ !hrtOll\! P~mml~OM~paltj)f1hl!m~s! ~n! .mlntlf
pion 'Jl)odliloJll!." apprQVsl <Ind. wll""'lI1"nl .rdihsl\O;l ~Ii>~ b~ the OIlY
C()mml~enMNQvem.ber 17, 2®S,
" ~"'" (8.) A falter (romO.vld Pl\lmm~t I. A!lIIDOiB!es w .. llISUeli tIl.l~ Q1l\I" P~!blki W.!\Ia Dii;>I4 on f>!Q\femner Will, 21Iil9, (TfllI\.!l'\ftlalal\aoh~ unli"r IIltm
1J2'a)
Q Item rQC1t~ .91 ~!n ~lri>1!ll\1'1II. tnC>lt!fbrlrom !lme\o ilm$ona.tll>mp1i:i!ri1 ,OIWah
I.illfiIs,Thla. fi'lq~ll1!roonl~~e lIllQ\l! l1!lej;\I~.~. of or""fI\1J) !'i1:ll>~r.IQf1!iI~~.!sn
on i~p ·of llwparkIn9.\la~Qe In tIl'i!oIl!linal .deYe1o~mant ~!g(l ,,1\(1 nQlll$
ll"ncarns ®lilJ11J\lllIil'r.ro~enmrtby OIly .!IilIl.Thi$de\llgl1 was mtl(!ified btAAO,
a1\(l1l!~~!lobIt.p.D$ls nl!Yi~Il<ll$/I ~I~e ~Yildltigjt
<> I.tMt (It) Qn M;~~1, 200~a J:qn\l'~ w.~ "!(~d I»tl'jeell COa~a\
CoM\I1J6tlon.BniilOlllliooil !'Il!k!ng II{ !ltw;:;~ 1'.1 S:JTice( fOf'l lo\al \1.'1100 plIrlIinG
"1'801>11 andllrlw $xpaMln~ te ~I(ltal of \70ap!>!lll8 10 flOOOmmodate aildllillnal
Oonml'lltillen lIllhlC!l!S.
$, Schook;: ThI.m.ohod$34,l)OG P<l')'\'llimlWItS mll!iil t. IDa Sol1ool !I~artl !n ~illl7,
1, VlllljI.f mrel A,Uni\y Q('fIU. for \he' Propillty wa$ n;cl)i\;j~ !Il2oo7, .A ot>py I>.
a\j~cliall.
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Thalllt you forYO\lt~n, IfyDU haY!> QlIY \lUe.r,on~, pWQ&~;we mea oalL
5\r1GarS1y.
Ro~~r OI>rttgn, APlInS Olty M~nas~f
Jaj' JJl:oob.on
\'to~Mo Jaime
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EXHIBIT"E"
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Paid By RRC 57 AVE LLCIRED ROAD COMMONS plicate public_user 02/24/2016
Miami-Dade County, Florida Paid 1112512015 Receipt # FPPU11-16-003679 $1,095,085.45
2015 Real Estate Property Taxes
Notice of Ad Valorem Tax and Non-Ad Valorem Assessments
r.r.!Jmm!ilSiIE~E REVERSE SIDE FOR IMPORTANT INFORMATION _j,I!['WiIlM3i ____ Mihil!l!liI!l.W ____ MI4 •• 'm-
~9-4025-026-00~SOUTHMIAMI~ 0900 ~
RRC 57TH AVENUE LLC
% EQR REAL ESTATE TAX DEPT
PO BOX 87407
CHICAGO, IL 60680
Board
School Board Debt
State and Other
Florida Inland Navigation Dist
South Florida Water Mgmt Dis!
Okeechobee Basin
Everglades Construction Proj
Childrens Trust Authority
Miami-Dade County
County Wide Operating
County Wide Debt Service
Library District
Fire Rescue Operating
Fire Rescue Debt Service
Municipal Governing Board
South Miami Operating
Exemptions!
59,000,000 59,000,000 437,367.00
59,000,000 59,000,000 11,741.00
53,129,758 0.03200 53,129,758 1,700.15
53,129,758 0.14590 53,129,758 7,751.63
53,129,758 0.15860 53,129,758 8,426.38
53,129,758 0.05060 53,129,758 2,688.37
53,129,758 0.50000 53,129,758 26,564.88
53,129,758 4.66690 53,129,758 247,951.27
53,129,758 0.45000 53,129,758 23,908.39
53,129,758 0.28400 53,129,758 15,088.85
53,129,758 2.42070 53,129,758 128,611.21
53,129,758 0.00860 53,129,758 456,92
53,129,758 4.30000 53,129,758 228,457.96
NON-AD VALOREM ASSESSMENTS
1 ,~~" ~~;~~" " ""~' .', ~~~-
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Save Time. Pay Online. www.miamidade.gov ["combined taxes and assessments $1,140,714.01
1" RETAIN FOR YOUR RECORDS 1" ................................................................................................... " ................................ " ................ "."." .............................................. " .. " ........................................................................... " .............. " ..
2015 Real Estate Property ..
Taxes
FOLlO NUMBER
09-4025-026-0010
LEGAL DESCRIPnON
FERNWOOD REV PB 35-72
TR 1 LESS S475.657FT OF W100FT &
& LESS E150FT OF S150FT & N132FT
OF
RRC 57TH AVENUE LLC
% EQR REAL ESTATE TAX DEPT
PO BOX 87407
CHICAGO, IL 60680
Make checks payable to! Miami-Dade Tax ~Oll.ctor r~~~~~~~~~iii;;;iiii.,
(in U.s. funds drawn on U.s. banks) Nov 30, 2015 $0.00
Amount due May be Subject to Change Without Notice
Mail payments to:
200 NW 2nd Avenue, Miami, FL 33128
F
1000000000000000000940250260010201500000000000000000000008
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Mr.Jul,1onl'O$
"~~~n\!'ll!Pil¢taT <.:ll!¥ '1rs.~i)j~oioI
~13~S1l!ll§lnr!YtSOllfh:MWn~ \'l<>d&mU
\' Gil
).\iO{Jto<!lWll. ~.«itl?r<>~<i<>l ~~_ QCllol«l:a<mt\l!JllI $.W,66·l!tmo!; 8ol.l11f~iom
t>..,.,1ili1l!l
'to1\ll!lJl ~~~1I ¢fth. ~61lW.l\ont t~<i<>ljJ;>, \llf.l\,OdJi!..om\~1U
(lwj"\,l'IMUu!tMhlOlliolllJl Ch",ob <>rSwtl>MIIl!ll! 1\t> .~~ ~n\~\lvoIQfll#l
1WMQ>lll!ll~l1l'lIl\\\~!ll\d .~?'I! tIle_ho<! III ll;0ll i\1l<\ll
b<\itW~~ .. Ci>Q"'1<~ lllIa~. .. . &l tI> t/l<!se
lmpl<!Vllr.1_lIl~lt~~ •• d,Qj 1l!l>lr. ...... .... ... .. ~.mim. ~·~lll ~~(J\j; A~>" rim l.ll>\led MelhOdllt.Q>!If<l!) .t$l)(!)l, J pi_to
oi:l<I."'lbOSii·~_,.\l1id~WlU>. tI""lInpor!f$"'p1.~oi:l<Il.t1L1~tll!l>·
An;onill\'lj)· . .UIlI\ Ibi~*i!QPQ~l!)~proJjltl wllIll\l!!'U~MIl.rn.~!t1'llilS
~m""'l .. .•. ~ .~~ \liCCll)' of/lJ1u!l<.~J ... h~~ oon!!"fl'H;m.
wlllo1tB .... t •• biI\tor .. ~IY.
l'Iot.."I f.el·tmew co!t1aotnie .1>9ulll ~ Dwdazil!l<.
;Z';dt ....
'fb .• I!la!.{llll!"'''~f
mt UnitoU M:otlwdht Cht>itll.ofSoul\lMlll!n!
cc~ ~cOlJl~ <.lr,:Feli\1 ens vf'Somh hfisml
r.nrB.IIw,:twt~n.
Allll<!~ $~IWsU, ~t, 'rM\~;!!'!til\ i.ll\!lC.U~mllM!1inll
Vlotor I:¥>vet
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1. '~'~cisb.but\iii"fillip&a&ii'iiil;r.-C;oSsV;;i3ik afiiiiilr?tIe~B On
Red !'.ollct l\Il.,i\!l!llIsAy~nu$.
2. Billierslr~et strlll'lns ~ ~&de$otrlantll'QS~ ,be!.~eJ>
Ol\~!'Ch and Pl'Qjec~ ,
3. aellarpad.~trlan :r;lgn&!swlih oo\ll'lld9\l'1ln.fe6ilur~.
4. . t4~W pedG~lrlQn ramp,.;. ~anls IwenU!j! andR.ea Ro~.
lmp~d s~~,~h/ilfltiloapP«l.iloee.$lblU!1'
6. Shorter ?l)QeS~ Dro~ dI&l~~.
a. AdtilllonalC\lrb!n~ldewa1k;?ifaa 00 -\illillit $11111 ofR~d
Road at ,Le\ll)f)le Av&nue.
7. lamll'QIlllw ~eQl!lIlO!) 'l'\ed RO$d betV!'elfnt.lS 1 and
ponoe d~ Leon Bol.lllNard.
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~\tropSn\ \Ot'Jl'UI!o S In !h'~!Iocbs;j~on\~~1<!t \lul "Rod_d Com._·4'''']Qp-.onll!«<'~ ~ ..... j\o<I" _ \ .... ~e eaunlY ~;!\Q<II_
I!llh~ .,",,,,rnjl$ $~i~U~, I'I~I!>I~ I!iwtmlii\'\l1'llhl.p.~ j)l1!Of"'11lo oonlll!lotl or1l\fDIl\'I!loi>~ ~Pnd ""l' l,lo\lllinUp:O.iqil fOq"~1it"HIW SoIl""I.llon!tl qit· -tnlt jnJttecl
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